URGENCY
DON’T WAIT

Our work is the foundation of any project, big or small. One mistake impacts everything, costing everyone time and money. That’s why our goal is to get your project signed, sealed, and delivered in record time, with precision and ease.

SERVICE
WE KNOW THE STAKES

We approach every project with meticulous care yet bold determination. We may be juggling hundreds of jobs at once, but you’ll never know it. Because we’ll be there to see your project through every detail, and we won’t stop until the job is done right.

PASSION
DRAWING THE LINE

As one of the only firms whose sole focus is land surveying, you can rest assured that we’ve got the chops for your job. Curveballs don’t faze us. Delays aren’t in our vocabulary. And we’ve seen it all.

SDOT/SIP Surveys

DETAIL IS KEY

A Seattle Department of Transportation (SDOT) survey is typically associated with engineering-level projects to provide highly detailed topographic basemaps with a heavy emphasis on Right-of-Way (ROW) and utility data. Many SDOT survey projects are focused on utility extensions or upgrades and Street Improvement Permits (SIP) within the city of Seattle Jurisdiction. Attention to detail is critical on these project types, and you can trust our team to get it right the first time, mapping with complete accuracy all on- and off-site improvements.

Read more Environmentally Critical Area (ECA) Surveys

ELEVATION POINTS

A topographic survey is the representation of real world, 3D characteristics of a property. This survey is comprised of site data and elevation points (spot elevations) on a portion of land and presents them as contour lines on a drawing to show the shape, configuration, and relief of the surface. A contour line represents the heights of the land. A topographic survey collects vertical (and horizontal) information of the natural and improved (man-made) features of the property, noting elevations on each element.

The survey shows the location, size, and height of these site improvements, as well as gradual changes in elevation (typically in two-foot contour intervals). Topographic surveys are typically used to show elevations and grading features for design and site planning for homeowners, architects, engineers, builders, contractors and other professionals.

Read more Environmentally Critical Area (ECA) Surveys

NATURAL IMPACT

Environmentally Critical Areas (ECAs) typically include pieces of land that vitally impact the surrounding environment. ECAs can include wetlands, wildlife habitats, or environmentally hazardous areas, but they often have differing designations depending on the jurisdiction.

Read more Boundary/Topographic Surveys

ELEVATION POINTS

A topographic survey is the representation of real world, 3D characteristics of a property. This survey is comprised of site data and elevation points (spot elevations) on a portion of land and presents them as contour lines on a drawing to show the shape, configuration, and relief of the surface. A contour line represents the heights of the land. A topographic survey collects vertical (and horizontal) information of the natural and improved (man-made) features of the property, noting elevations on each element.

The survey shows the location, size, and height of these site improvements, as well as gradual changes in elevation (typically in two-foot contour intervals). Topographic surveys are typically used to show elevations and grading features for design and site planning for homeowners, architects, engineers, builders, contractors and other professionals.

Read more Boundary Surveys

PROPERTY LIMITS

Boundary Surveys are the determination of bearings and distances, computed per a legal description, that define the limits of a tax parcel. Typically, boundary survey aims to set permanent markers, physically on site, at the exterior limits of the parcel per the deeded legal description.

Terrane will then represent the parcel boundary data on a survey drawing, showing lines of occupation, fences, and any encroachments that were mapped along the limits of the property.

Read more Boundary/House Surveys

DEFINE THE LIMITS

The determination of bearings and distances, computed per a legal decription, that define the limits of a tax parcel. Lot corners are set or recovered. Fences, lines of occupation, and encroachments are mapped, and the existing structure is located on site.

Read more ALTA Surveys

A RUNNING LIST

An ALTA survey is a visual representation of what is contained within a title report for a property. A title report can be hundreds of pages of legal descriptions of the property, easements or encumbrances on the property, encroachments, and liens. It’s a running list of everything that has happened or affects a certain piece of land.

In addition to completing a thorough Boundary Survey and locating any improvements or possible encroachments along the boundaries, we also locate the building(s) and other improvements, including roads, walkways, parking, and visible utilities.

Once we have created this aerial image (sometimes literally using a drone) of the property, we then overlay any easements that affect the property, usually related to ingress-egress and utilities entering and leaving the site. There is also an option to incorporate zoning information on the survey to make sure the property is in compliance with current zoning regulations.

Read more Condo Surveys

DEFINE OWNERSHIP

Condo surveys require significant coordination and attention to detail. An accurate, concise plan of the condominium must be created and recorded to establish the uses of every internal and external space, protecting both the builder/developer and the future condo owners. A good condo survey leaves nothing to question about the ownership and responsibilities by depicting and describing all of the building’s elements.

Aditionally, a condo survey is the foundation for future purchase and sale agreements, and can be a tremendous tool for marketing the project to prospective buyers. Though it doesn’t require a permit review typical of other land use projects, they are a record of the entire condominium structure or complex.

Read more Boundary Line Adjustments

CHANGE THE LINES

A boundary line adjustment is a process for changing to existing property lines between multiple adjacent tax parcels. The boundary line adjustment does not create any additional lot or parcel and must meet minimum zoning requirements for each adjusted lot. This type of survey also confirms that the adjusted lots are consistent with city codes and can include services to correct property lines or setback encroachments to improve lot design or access.

Read more Unit Lot Subdivisions

BOUNDARIES WITHIN

A unit lot subdivision defines boundary lines and uses areas within a larger “parent” lot to establish individual sellable lots. This type of survey is primarily used when multiple buildings are permitted to fit on a single original lot (e.g., townhouses or row houses). The individual unit lots created reflects the structure placement, amenity areas, and access and utility easement locations per the approved building permit(s). They are not separately developable lots, but they are capable of being sold individually.

Read more Short Plat

SPLITTING LOTS

A short plat, or short subdivision, is the process of splitting a lot or lots to create additional lots or tax parcels. This process is generally done for development opportunities by selling the additional lots or reinvesting into the new parcels. Factors governing a short plat include the zoning of the property, the presence and proximity of Environmentally Critical Areas (ECAs), existing and future vehicle access and road standards, and drainage and utility requirements to ensure adequate service.

Read more